1523 Winchester St · Jackson, MS 39211

$174,900

3 bd · 2.0 ba · 1,855 sqft · SingleFamily public records · 29 Days on market

Built 1956 0.31 ac lot Est $226k · 23% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1523 Winchester St, a classic mid-century ranch in Northeast Jackson's quiet Parkdale neighborhood. This 3BR/2BA home perfectly blends 1950s charm with modern updates. The 1,885 sq ft layout features a spacious primary suite with a renovated walk-in tiled shower and a light-filled kitchen with granite counters and a breakfast nook. Enjoy a versatile bonus room overlooking the large, fully-fenced backyard—perfect for pets or entertaining on the deck.

Key facts

• Breakfast nook
• Light-filled kitchen
• Mid-century ranch

Tags

• MID-CENTURY RANCH
• RENOVATED WALK-IN SHOWER
• LIGHT-FILLED KITCHEN
• GRANITE COUNTERS
• BREAKFAST NOOK
• VERSATILE BONUS ROOM

Property features AI

Finance

• Other: Lot size approximately 0.31 acre
• Financial info: Financial details not provided
• HOA & community: Curbs, sidewalks, and street lights; Near entertainment

Exterior

• Parking: Carport (2 spaces); Concrete and paved surfaces
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single-family house; One story
• Construction: Brick and siding exterior; Asphalt shingle roof; Conventional foundation and slab; Built date source: public records
• Exterior features: Private yard; Deck; Shed(s); Chain-link fencing in back yard; Few trees; Level lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Oven; Gas water heater
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Storage; Dead bolt locks and storm doors; Aluminum-framed windows
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,276 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $226,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1439 Brecon Dr	0.11mi	3/2.0	1,868 (+1%)	3mo	$215,000	$115	91
1547 Brecon Dr	0.11mi	3/2.0	1,903 (+3%)	1mo	$255,000	$134	90
1429 E Northside Dr	0.34mi	3/2.0	1,772 (-4%)	4mo	$234,900	$133	73
1777 Brecon Dr	0.40mi	3/2.0	1,971 (+6%)	5mo	$189,900	$96	67
4429 Forest Park Dr	0.49mi	3/2.0	1,968 (+6%)	1mo	$240,000	$122	66
1404 Winchester St	0.17mi	3/3.0	2,076 (+12%)	7mo	$129,500	$62	62
1528 Kimwood Cir	0.43mi	3/2.0	2,021 (+9%)	6mo	$245,000	$121	60
1341 E Northside Dr	0.40mi	3/2.0	2,034 (+10%)	7mo	$249,000	$122	59
4313 Ridgewood Rd	0.65mi	3/3.0	1,878 (+1%)	6mo	$249,000	$133	59
205 Pimlico Pl	0.53mi	3/2.0	1,640 (-12%)	1mo	$163,350	$100	55
4257 Berlin Dr	0.72mi	3/2.0	1,765 (-5%)	4mo	$279,000	$158	55
4407 Forest Park Dr	0.53mi	3/3.0	2,070 (+12%)	3mo	$239,000	$115	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-4,243
• Equity at exit: $26,078

10-year hold

• IRR: 12.3%
• Equity multiple: 2.19×
• Total profit: $58,279
• Equity at exit: $15,122

Cash invested: $48,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$917
• Tax from tax record: −$228 /mo · $2,742/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $229

Break-even live

Break-even rent $1,542

Max offer price $174,900

Occupancy floor 82%

Sensitivity live

Price	-10% $328	-5% $278	+0% $229	+5% $179	+10% $130
Rent	-10% $84	-5% $157	+0% $229	+5% $301	+10% $374
Rate	-1.0pp $317	-0.5pp $273	base $229	+0.5pp $184	+1.0pp $138

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	24d	1	0.16mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	24d	1	0.50mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	14d	1	0.56mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	44d	1	0.70mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	0.73mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	44d	1	0.77mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	24d	1	1.07mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	24d	1	1.18mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	44d	1	1.31mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	1.31mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	44d	1	1.34mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	1.40mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	24d	1	1.42mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	14d	1	1.42mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	24d	1	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $174,900 Active 29 DOM
2. 2026-06-17
   days on market $174,900 Active 28 DOM
3. 2026-06-16
   days on market $174,900 Active 27 DOM
4. 2026-06-15
   days on market $174,900 Active 26 DOM
5. 2026-06-14
   days on market $174,900 Active 24 DOM
6. 2026-06-13
   days on market $174,900 Active 23 DOM
7. 2026-06-10
   days on market $174,900 Active 21 DOM
8. 2026-06-09
   days on market $174,900 Active 20 DOM
9. 2026-06-08
   days on market $174,900 Active 19 DOM
10. 2026-06-07
    days on market $174,900 Active 18 DOM
11. 2026-06-05
    days on market $174,900 Active 15 DOM
12. 2026-06-03
    days on market $174,900 Active 14 DOM
13. 2026-06-02
    days on market $174,900 Active 13 DOM
14. 2026-06-01
    days on market $174,900 Active 12 DOM
15. 2026-05-31
    days on market $174,900 Active 11 DOM
16. 2026-05-30
    days on market $174,900 Active 10 DOM
17. 2026-05-20
    listed $174,900 Active
18. 2021-10-08
    historical
19. 2021-10-08
    historical
20. 2020-11-04
    soldstatus
21. 2017-11-02
    historical
22. 2017-10-12
    listed $119,999
23. 2015-11-12
    soldstatus
24. 2015-10-15
    soldstatus
25. 2015-09-09
    historical
26. 2015-05-19
    listed $85,000
27. 2014-09-30
    listed $110,000
28. 2014-09-26
    historical
29. 2014-07-28
    listed $135,000
30. 2014-01-02
    listed $119,900
31. 2013-09-17
    soldstatus
32. 1967-06-06
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $2,742 · $228/mo
• Projected year-2 tax: $2,742 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,988
• − Mortgage interest: −$9,797
• − Property taxes: −$2,742
• − Insurance: −$874
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,088
• Taxable loss: −$32
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,755/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+45.9% since first listed

16 events — show timeline

• 2026-05-20 Listed $174,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2021-10-08 Listing Removed — MLSU
• 2020-11-04 Sold (Public Records) — Public Records
• 2017-11-02 Listing Removed — MLSU
• 2017-10-12 Listed $119,999 MLSU
• 2015-11-12 Sold (Public Records) — Public Records
• 2015-10-15 Sold (Public Records) — Public Records
• 2015-09-09 Listing Removed — MLSU
• 2015-05-19 Listed $85,000 MLSU
• 2014-09-30 Listed $110,000 MLSU
• 2014-09-26 Listing Removed — MLSU
• 2014-07-28 Listed $135,000 MLSU
• 2014-01-02 Listed $119,900 MLSU
• 2013-09-17 Sold (Public Records) — Public Records
• 1967-06-06 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,742 · +1.6% YoY. Source: county tax records.